Bolton · BL7 8AT · 2-bed
Lake View, Belmont, Bolton, Lancashire, BL7 8AT
© OpenStreetMap · click to open in maps
Asking price
£270,000
EPC D
Verdict
Overpriced by £87,020 vs 2-bed homes nearby
What you could do with it
Estimated gross yields from current rental comps. Numbers are pre-cost — service, voids, mortgage, management still come off these.
Standard BTL
Best fit£795/mo
3.5% gross yield
Open-market tenant on a 12-month AST.
LHA / Section 8
£573/mo
2.5% gross yield
Council-paid tenant. Stable rent, longer tenancies, slight discount to market.
Council lease
£487/mo
2.2% gross yield
3–5 yr guaranteed-rent lease to a housing association. Hands-off.
Who is this for?
Quick read across the buyer personas. ✅ = good fit · ⚠ = workable with caveats · ❌ = look elsewhere.
Family home
2-bed with EPC D — workable family setup.
Standard BTL
3.5% gross — won't cover costs at current rates.
Buy + rent later
Rent would cover most mortgage costs but you'd top up if it sat empty for a few months.
The numbers
England (SDLT) · 75% LTV mortgage at 5.5% over 25 years (capital repayment).
Stamp duty
First-time buyer
£0
Home mover
£1,000
2nd home / BTL
£14,500
Mortgage @ 75% LTV
- Loan
- £202,500
- Deposit
- £67,500
- Per month
- £1,244
Cash you'd need to walk in (deposit + investor SDLT, before legal/survey): £82,000
Should you pay this?
Asking price is roughly £87,020 above what 2-bed homes typically go for here.
You're paying £270,000. Comparable 2-bed homes in this area suggest a market price of around £182,980.
Contains HM Land Registry data © Crown copyright and database right.
What it'd rent for
£795/month3.53% gross yield
Based on 377 live rentals in Bolton · 2-bed homes here average £980/mo.
Most landlords need 5%+ gross to break even after costs in this area, so this is tight as a fallback — worth running the numbers carefully.
Property features
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Loading nearby sold…
5-year price trend
Crime risk
Flood risk
Schools & Ofsted
No schools indexed yet for this postcode sector. The official sources below cover every UK postcode.
Catchments aren't published nationally; many schools use distance-from-school as the deciding factor. The links above give you the official data — only the local authority can confirm a specific year's catchment boundary.
Contains public sector information licensed under the Open Government Licence v3.0.
Area pulse
- 5,753 new listings here in the last month — good comparable supply.
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